The multiple purposes of this article are summarized as follows:

(1)

Establish requirements for multi-modal access to development sites, including vehicular, truck service, and pedestrian, as appropriate;

(2)

Establish on site circulation patterns conducive to safe pedestrian as well as vehicular and truck access;

(3)

Establish minimum off-street parking and loading areas in proportion to the need created by each use, but considering reductions for the provision of alternative modes of travel;

(4)

Reduce congestion in the streets and ensure that uses and functions of public right-of-ways are not interrupted;

(5)

Establish certain maximum as well as minimum requirements for parking spaces to reduce development costs and ensure that excess impervious surfaces are not constructed, while providing for exceeding maximums when a demonstrated need exists;

(6)

Promote flexible approaches to the provision of off-street parking, including in some cases, as appropriate, the use of on-street parking, shared parking arrangements, and smaller spaces for compact cars;

(7)

Establish design and improvement specifications for the development of parking lots, loading areas, access aisles, and connections of parking lots to public streets;

(8)

Ensure that parking areas will be compatible with abutting residential zoning districts.

(Code 1997, § 40-1401; Ord. of 2-6-2012, § 1(40-1401))

(a)

Except within the Town Center Zoning District (TC) and as otherwise specifically provided in this chapter, this article shall apply to:

(1)

Any new building constructed;

(2)

For new uses or conversions of existing, conforming buildings;

(3)

For enlargements of existing structures; and

(4)

When the occupancy of any building is changed to another use.

(b)

This article shall not be construed so as to require additional parking spaces to be furnished for an existing building which is repaired, altered, maintained, or modernized, where no structural alterations are made and the size of the building is not increased.

(Code 1997, § 40-1402; Ord. of 2-6-2012, § 1(40-1402))

(a)

The entire parcel, rather than simply a particular project, shall be considered in formulating and approving access plans.

(b)

All parking shall be provided with vehicular access to a street. Parking areas shall not thereafter be encroached upon or altered without approval of the Planning Commission.

(c)

Loading areas shall be provided with access to a street or alley. Loading areas shall not thereafter be encroached upon or altered without approval of the Planning Commission.

(d)

Off-street parking and loading spaces shall have access so that their use will not require backing movements or other maneuvering within a street right-of-way.

(e)

There shall be no obstruction of a public sidewalk, including that portion of the sidewalk within a driveway apron, due to parking, loading, or other activity. The City Engineer may require that construction contractors make special provisions for maintaining safe passage along public sidewalks during construction.

(Code 1997, § 40-1403; Ord. of 2-6-2012, § 1(40-1403))

(a)

Applicability. This section shall apply to all new office, commercial, institutional, institutional campus and (if permitted) industrial developments and major building renovations and repaving projects of office, commercial, institutional, and (if permitted) industrial developments.

(b)

Shared driveways. Shared driveways between two parcels along the common property line may be required by the Planning Commission during subdivision plat review or site and design plan approval. In such cases, the subdivider or each property owner shall grant an access easement to facilitate the movement of motor vehicles and pedestrians across the site.

(c)

Inter-parcel access requirements. Inter-parcel access for vehicles between abutting and nearby properties shall be provided so that access to individual properties can be achieved between adjacent and nearby developments as an alternative to forcing all movement onto abutting highways and public roads, unless the Planning Commission during site and design plan approval determines that it is unnecessary to provide interparcel access due to the unlikelihood of patrons traveling among two or more existing or proposed uses on abutting or nearby sites. Where opportunities for shared access have been identified by the Zoning Administrator or Planning Commission, developments must provide shared access with adjoining properties to facilitate frontage roads or driveway connections between parcels. The property owner shall grant an access easement to facilitate the movement of motor vehicles and pedestrians from site to site.

(d)

Locations. The location of vehicular connections across a property line shall be mutually determined and constructed by both property owners. Connection of parking areas for vehicular access shall be provided in the rear portion of the site, as approved by the Planning Commission. In cases where it is not possible to provide the connection in the rear, it may be provided in the front portion of the site. In the case of coordination problems or any factors preventing construction of an inter-parcel connection, the Planning Commission will determine the location of the inter-parcel connection to be constructed by property owners.

(Code 1997, § 40-1404; Ord. of 2-6-2012, § 1(40-1404))

(a)

No fence, wall, sign, hedge or planting or similar improvement will be permitted to obstruct the sight lines or visibility of motorists or pedestrians at any intersection of public or private streets or at any driveway intersection with a public or private street. For purposes of this section, obstructions shall be defined in terms of height as elevations between 30 inches and 12 feet above any roadway or driveway, as applicable.

(b)

Unless otherwise specified by the Zoning Administrator, the area regulated shall be two triangular areas formed by the street right-of-way lines, or such lines extended, and lines connecting such right-of-way lines at points 25 feet from the intersections of the right-of-way lines. In such cases as right-of-way lines do not exist or cannot be determined, the measurements shall be made from points 15 feet from the centerline of the existing road or ten feet from the existing pavement or roadbed, whichever is greater.

(Code 1997, § 40-1405; Ord. of 2-6-2012, § 1(40-1405))

(a)

Efficient and easily recognized vehicular circulation routes within a development are vital and shall be provided.

(b)

Internal vehicle circulation shall be designed or redesigned in a manner that avoids conflicts between through-traffic (i.e., traffic flowing into and out of the site) and local traffic (i.e., traffic through parking areas).

(c)

Interior vehicular circulation shall be provided by:

(1)

Visually orienting the driver with a regular, logical system of interior driveways and roadways;

(2)

Identifying entrance drives with small entry signs; and

(3)

Preventing vehicles from driving across or through designated parking areas by placing raised landscaped dividers or walkways between parking aisles.

(Code 1997, § 40-1406; Ord. of 2-6-2012, § 1(40-1406))

(a)

Required. Internal to each building site, any new development unless exempted from this section shall provide safe routes of pedestrian access between points of departure and destinations, in the form of an internal sidewalk system. Pedestrian access must be provided to individual developments and each establishment within the development. When multiple buildings are proposed on an individual site, they shall be linked with on site pedestrian walkways.

(b)

Connections. The internal sidewalk system shall connect to the public sidewalk system along streets and highways, where it exists or is planned, or where required by the Planning Commission via site and design plan approval. The internal sidewalk system shall also connect to any sidewalk systems on abutting private properties or provide for such connections in their absence.

(c)

Design. Pedestrian ways shall be well defined and take as direct a path as possible. The Planning Commission through site and design review may require that automobile access ways be separated from pedestrian access ways. Pedestrians shall in any event have the right-of-way over automobile travel within interior portions of development sites.

(d)

Crossings. On any particular development site subject to this section, where pedestrian circulation crosses vehicular routes, a change in grade, materials, textures or colors, or appropriate striping or demarcation, shall be provided to emphasize the point of intersection between pedestrians and vehicles and improve its visibility and safety. For instance, brick pavers and other special paving materials can help to distinguish pedestrian walkway surfaces from vehicular access ways.

(e)

Width specifications. All walkways internal to the site shall be a minimum of five feet wide, except for walkways serving individual single-family residences, which shall be a minimum of three feet wide.

(f)

Applicability and exemption. This section shall not apply to the construction of any detached, single-family residence on an individual lot, but it shall apply to any lot that is contained within a final subdivision plat approved under chapter 30 and to any lots that are a part of a larger development which received site and design plan approval and which required sidewalks internal to each single-family lot.

(Code 1997, § 40-1407; Ord. of 2-6-2012, § 1(40-1407))

Off-street automobile parking spaces shall be provided on every lot on which any building, structure, or use is hereafter established in all zoning districts, except for the TC, Town Center Zoning District (where some flexibility is provided; see parking requirements for that specific district). Required parking spaces shall be available for the temporary parking of passenger vehicles for residents, customers, patrons, and employees, as appropriate given the subject use.

(Code 1997, § 40-1408; Ord. of 2-6-2012, § 1(40-1408))

(a)

Requirement. All parking spaces required by this article shall be provided on the same lot with the main building or use which it serves, except as specifically provided in this section or as otherwise provided in the TC, Town Center zoning district or in accepted future development plans in Institutional Campus Districts.

(b)

Exemption. The Planning Commission may permit some or all of the required parking spaces to be provided on another lot, a substantial portion of which must be within 800 feet of such building, structure, or use. Any applicant proposing to use off-street parking on another site to meet the on site parking requirements of this article shall submit evidence either of ownership or a valid agreement to lease the parking area off-site. Safe and convenient pedestrian access, such as a sidewalk or path, must exist or be provided from the structure or use to the off-site parking lot.

(Code 1997, § 40-1409; Ord. of 2-6-2012, § 1(40-1409))

(a)

Before any parking lot or other parking improvement is constructed, or building permit is issued, the parking lot layout and area must be found by the Zoning Administrator to be in compliance with all requirements of this article and a parking plan must be approved by the Planning Commission via the site and design plan approval process (see article XI of this chapter).

(b)

No permit shall be issued for any parking area until the plans and specifications have been submitted for review by the Zoning Administrator and site and design plan approval has been given by the Planning Commission. Such plans and specifications shall include the number of spaces provided and required, the location of entrances, exits, aisles, curbing where required, landscaping, screening, surface materials, and provisions for drainage.

(c)

The Building Official shall not allow occupancy or use of a building until advised by the Zoning Administrator that parking facilities meet the requirements of this article.

(Code 1997, § 40-1410; Ord. of 2-6-2012, § 1(40-1410))

The following minimum design requirements shall be adhered to and demonstrated with the submission of appropriate plans and specifications during the site and design plan approval process (article XI of this chapter) and development permitting (article XII of this chapter):

(1)

Paving; variations. Parking and loading areas shall be paved with concrete, asphaltic concrete or asphalt, unless the Planning Commission via the site and design plan approval process (see article XI of this chapter) specifically approves another dust-free surface material be substituted in lieu of such paving. Porous pavement parking spaces and grass pavers may be substituted for standard dust free pavements subject to the approval of the City Engineer. Aggregate (gravel) surface may be considered appropriate in agricultural and rural areas. Water quality considerations and the character of the district in which the parking lot is proposed to be constructed may be considered by the Planning Commission in modifying parking lot pavement requirements during the required site and design approval process.

(2)

Curbing and drainage. Parking and loading areas shall be properly graded if necessary but in all cases drained so as to prevent damage to abutting properties or public streets. Water quality effectiveness and character of the zoning district shall be considerations in determining curbing requirements by the Planning Commission via the site and design approval process (see article XI of this chapter).

(3)

Circulation. Dead-end parking areas shall be prohibited unless design conditions prevent a connected design, and they can only be used if 90-degree parking design is used.

(4)

Minimum parking space width. Off-street parking spaces shall be a minimum of ten feet in width.

(5)

Minimum parking space length. Off-street parking spaces shall be a minimum of 20 feet in length except where compact parking is authorized by the Zoning Administrator, in which case parking space lengths can be reduced to 16 feet.

(6)

Minimum aisle length. Parking driveway maneuvering aisle width requirements vary according to the width and length of parking spaces and the angle of parking. For a single row of 90-degree head-in parking, the minimum depth for a parking space plus the width of the aisle shall be 42 feet. For two rows of 90-degree head-in parking using the same aisle, the minimum depth for parking spaces plus the width of the aisle shall be 60 feet for ten-foot wide spaces (measured from back of curb to back of curb).

(7)

Compact auto parking. Compact parking spaces may be used in parking areas when more than 20 parking spaces are required, provided that the areas for compact parking are clearly marked and not more than 20 percent of the number of parking spaces provided in the entire parking area is designated compact auto parking.

(8)

Angled parking. The Planning Commission may authorize parking lot designs that utilize 75-, 60-, and 45-degree-angled parking spaces with one-way or two-way aisles. If such angled parking is used, parking lots shall comply with acceptable parking dimensional standards for aisle widths as specified by the Institute of Transportation Engineers or other reputable source approved by the Planning Commission.

(9)

Maximum aisle length. Parking aisle length shall not exceed 100 feet without a break for circulation.

(10)

Landscaped divider. One landscaped divider (i.e., planted area within in between and separating the vehicle parking spaces fronting one another) with a minimum width of nine feet shall be provided for every third parking aisle in a parking lot; provided, however, that the Planning Commission may vary this requirement via the site and design plan approval process in cases of short parking aisles or where alternative designs prevent random maneuvers which can endanger pedestrians.

(11)

Lighting. Parking areas shall be appropriately lighted unless the Planning Commission via site and design plan approval determines that lighting would be incompatible with abutting properties. Lighting shall not create safety hazard, public nuisance, or other forms of light pollution, and shall minimize impact on natural darkness beyond the perimeter and above the site. Where lighting of parking lots is required or provided, light poles should be located in landscaped planter strips. Where this cannot be accomplished, light poles must be placed on a reinforced concrete pedestal to protect them from damage or being knocked over.

(12)

Landscaping. Parking lots shall meet the requirements for parking lot landscaping as specified in the city tree ordinance (chapter 38), as well as tree maintenance guidelines and standards, as applicable.

(13)

Signage. Where needed to promote proper circulation within off-street parking areas, directional signs shall be placed in appropriate locations as specified by the Planning Commission via site and design plan approval or the Zoning Administrator via development permit approval or parking plan approval.

(Code 1997, § 40-1411; Ord. of 2-6-2012, § 1(40-1411))

(a)

Unless specifically provided otherwise in this article, on each lot where a building, structure, or use exists, each site shall be designed to provide and shall provide for off-street parking in the minimum (and not to exceed the maximum) amounts in table 40.1.

(b)

No existing or future off-street parking area shall be reduced in capacity to less than the minimum required number of spaces, or increased to more than the maximum permitted number of spaces, or altered in design or function to less than the minimum standards, unless specifically provided for in this article. Parking lots that are removed for a use other than parking shall be replaced to meet the required parking spaces for that use.

(c)

This section shall not be construed as requiring compliance of parking lots which lawfully existed on the effective date of the ordinance from which this article is derived; provided, however, that the Planning Commission shall ensure parking lots that do not comply with this article meet the requirements of this article or substantially comply when a new development permit is required or a building permit is required to add additional building space on the site. If substantial redesign of the parking lot is required to comply with this article in such cases of new development or building additions, the Planning Commission may accept substantial rather than complete compliance when the strict application of a requirement of this article would pose substantial practical difficulty.

TABLE 40.1. MINIMUM AND MAXIMUM NUMBER OF OFF-STREET
PARKING SPACES REQUIRED

Unless otherwise noted, the parking requirement shall be based on the gross square footage of the building or buildings devoted to the particular use specified.

(Code 1997, § 40-1412; Ord. of 2-6-2012, § 1(40-1412))

(a)

Fractions. Where a fractional space results during the calculation of required parking, the required number of parking spaces shall be construed to be the next highest whole number.

(b)

Parking space requirement not specified. Where the parking requirement for a particular use is not described in table 40.1 (section 40-876), and where no similar use is listed, the Planning Commission shall determine the number of spaces to be provided based on requirements for similar uses, location of the proposed use, the number of employees on the largest shift, total square footage, potential customer use, and other expected demand and traffic generated by the proposed use. At the discretion of a development applicant, a parking generation study prepared by a qualified professional may be submitted to aid the Planning Commission in making such a determination; if submitted, it shall be considered by the Planning Commission prior to making a determination.

(c)

Computations for multiple floor uses within a building. In cases where a building contains some combination of residential use, office space, retail or wholesale sales area, or bulk storage area, the Planning Commission may authorize that the building space be divided into such floor space use areas and separate computations of floor areas (e.g., warehousing, retail, or office) in determining the off-street parking or loading space requirements of this article.

(Code 1997, § 40-1413; Ord. of 2-6-2012, § 1(40-1413))

Regulations and dimensions for handicapped parking spaces shall be per requirements of the Americans with Disabilities Act (ADA) (Public Law 101-136) and the state accessibility code.

(Code 1997, § 40-1414; Ord. of 2-6-2012, § 1(40-1414))

As provided in section 40-873, off-site, off-street parking may be used in combination to meet minimum parking space requirements; a reduction of required on site, off-street parking spaces on a given site may be permitted by the Planning Commission in cases where additional off-street, off-site, parking area in sufficient quantity and availability in conformity with this article compensates for the reduction.

(Code 1997, § 40-1415; Ord. of 2-6-2012, § 1(40-1415))

When more than one use is provided on a lot, and such uses operate more or less simultaneously, the total requirements for off-street parking spaces shall be the sum of the requirements for the various uses computed separately. The Planning Commission may authorize a reduction in the total number of required off-street parking spaces for two or more uses jointly providing parking facilities when their respective hours of need of maximum parking do not normally overlap, provided that the developer submits sufficient data to demonstrate that the hours of maximum demand for parking at the respective uses do not normally overlap. The required spaces assigned to one use may not be assigned to another use at the same time, except that one-half of the parking spaces required for churches, theaters or assembly halls whose peak attendance will be at night or on Sundays may be assigned to a use which will be closed at night or on Sundays.

(Code 1997, § 40-1416; Ord. of 2-6-2012, § 1(40-1416))

The Planning Commission may in individual cases administratively authorize a reduction in the minimum number of parking spaces for projects that are served by on-street parking.

(Code 1997, § 40-1417; Ord. of 2-6-2012, § 1(40-1417))

(a)

On the same lot with every building, structure or part thereof, erected or occupied for manufacturing, storage, warehouse, truck freight terminal, department store, wholesale store, grocery supermarket, hotel, hospital, mortuary, dry cleaning plant, retail business, college, or other uses similarly involving the receipt or distribution of vehicles, materials or merchandise, there shall be provided and maintained adequate space for the standing, loading, and unloading of such materials to avoid undue interference with public use of streets, alleys, and private or public parking areas.

(b)

This section shall not apply to uses permitted in the TC, Town Center zoning district.

(Code 1997, § 40-1418; Ord. of 2-6-2012, § 1(40-1418))

Loading areas shall be located to the rear of the building unless the Planning Commission determines via site and design review that the site design precludes a rear location, in which case loading shall be to the side of a building. Loading areas shall not be permitted within front yards.

(Code 1997, § 40-1419; Ord. of 2-6-2012, § 1(40-1419))

Unless otherwise approved by the Planning Commission, loading spaces shall be a minimum of 14 feet wide, 40 feet long, with 14 feet of height clearance. When the development requires loading and unloading by full-size tractor-trailers, loading spaces shall be 60 feet long with a 63-foot apron, for a total approach zone of 123 feet.

(Code 1997, § 40-1420; Ord. of 2-6-2012, § 1(40-1420))

Unless otherwise approved by the Planning Commission, when loading space is required by this article it shall be provided in the quantity according to land use specified in table 14.2.

TABLE 40.2 MINIMUM NUMBER OF LOADING DOCKS AND
LOADING SPACES REQUIRED

(Code 1997, § 40-1421; Ord. of 2-6-2012, § 1(40-1421))